Hayward, CA - Declaration of COVID-19-related financial distress

[Kevin Connelly]

Landlord for SFH in Hayward, CA. Tenants have been relatively communicative about their financial hardships during COVID-19 and over the last several months we have worked together to keep them in the home and even reduced rent for several months during the summer.

However, they requested another reduction for the months of January and February which I split the middle and agreed to a reduced rate for January but not February. Additionally, I suggested we explore mutually breaking the lease early to help them find a place that is more economical. I have no intention of evicting them but rather helping them find a place that is more affordable. 

The response was them sending me 25% of their monthly rent and a signed Declaration of COVID-19 related financial distress. 

After reading through the Housing is Key website it looks like my hands are tied for legal action until February, when the act expires. (barring any extensions) 

Ideally, I'd like for the tenants to pay the reduced rent they requested or break the lease to find something more economical, however I realize that is short sided.

Curious, what other courses of action have other landlords taken?

If the tenant is unable or willing to pay rent, are there ways to work with the mortgage company to delay payments? 

Please make any and all suggestions.

Thank you!